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Plan Commission Minutes January 19, 2016
Chairman Sobkoviak called the Plan Commission meeting to order at 7:04 p.m. and led the pledge to the flag.
ROLL CALL Commissioners Paris, Seggebruch, Renzi, Kiefer, Heinen, Green and Chairman Sobkoviak were present.
The Library District was present. The Park, School, and Fire Districts were absent.
The Plan Commission minutes dated December 17, 2015 were accepted as presented.
PUBLIC COMMENTS: There was no response.
DEVELOPMENT REPORT
Mr. Proulx stated the Village Board has hired a consultant to research the TIF District along Route 30; the Village Board approved a franchise agreement for a new provider for phone, internet and TV service
(MetroNet); mentioned the joint meeting that was held with the Trustees and the Commissioners;
mentioned Michael Garrigan has accepted the position of Community Development Director with Antioch, Illinois; mentioned the Village Board contracted with GovHR USA to recruit a new Planning
Director.
OLD BUSINESS:
NEW BUSINESS Case No.1710-122915.AAA/SU/PP/FP Playa Vista
Chairman Sobkoviak introduced the case and stated a letter was received from a resident of Playa Vista expressing concern with the removal of the townhomes and removal of the clubhouse; this letter will be
made a part of the public record.
Mr. Proulx stated this case is a request for a major change to the Planned Development requiring a public
hearing and the notice was posted and published in accordance with state statute and local ordinance.
Mr. Proulx reviewed the original plans for Playa Vista and the previous amendment. Mr. Proulx stated this amendment eliminates the previously approved townhome component; indicated this proposal calls
for a total of 321 single family detached lots with 308 of these lots to be constructed. The clubhouse and
related amenities will no longer be constructed due to the reduction of homes. The site previously approved for the clubhouse could be used for private recreation under jurisdiction of the Homeowners
Association (HOA.)
Mr. Proulx reviewed the findings of fact; stated Staff feels there would be no detrimental impact to the
adjacent properties and the single family product is compatible to the area.
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January 19, 2016
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Mr. Proulx reviewed the proposed final plat, streets and access points; indicated the developer will be
required to pay fees to the Oswegoland Park District and fees to the Oswego School District with each building permit.
Mr. Proulx stated there will be minor modifications required to the utility services but nothing causing major issues regarding the engineering.
Staff recognizes the concerns addressed by the resident’s letter regarding the elimination of the townhomes and the removal of the clubhouse; stated the proposed elevations of the new home products
are of a high quality, are in conformance with the Village’s design standards, and are compatible with the existing townhome and ranch homes that have been constructed.
Staff supports this proposal to convert this neighborhood to a conventional single-family detached development, eliminating the age-targeted marketing component; and recommends approval if the Plan Commissioners concurs after hearing the public comments.
Chairman Sobkoviak swore in Mike Martin, attorney for the applicant; Mark Hagan, director of sales; and
Mike Presbitero of Hartz Construction.
Mr. Martin stated the applicant has actively marketed this development since 2009; models of the ranch
homes and townhome have been constructed; stated this product is selling in other communities but in
Plainfield the sales are for the 2 story homes; reviewed the proposed changes. There will be 321 total units which includes the 1 6-unit townhome with 1 homeowner in residence; 5 ranch models and 2 ranch
homes that have sold; indicated the clubhouse will not be built due to the reduction of units but there will be an association park to be maintained by the HOA (homeowners association); and a trail will be constructed up to 135th Street. Mr. Martin stated property was donated through the annexation agreement
to the park district; and indicated this development will be required to pay impact fees of $2457 per
residential unit by agreement with the Park District at the time of permit; and pay school fees of $3000 per residential unit to the Oswego School District at the time of permit. Mr. Martin indicated the
townhome pads that have been poured will be removed and utilities will be moved as necessary. The only variance is in the original Unit 1 which is the 8ft side yard setback that was included in the amended annexation agreement. Mr. Martin described the sizes of the lots that will become Unit 2 per the site plan.
This development will not use the Grande Park Clubhouse.
Chairman Sobkoviak asked for public comments. There was no response.
Commissioner Heinen indicated the residents of Grande Park had the following concerns: (1) whether this
development was going to be accessible to Grande Park facilities as it was originally planned as senior
living; and (2) which schools any children from this development would attend. Mr. Martin confirmed that this development could not use the facilities associated with Grande Park; confirmed that they are
working with the school district. Commissioner Heinen indicated residents of Grande Park were attending a meeting with the school district this evening. Mr. Martin indicated he received a draft letter from Stuart Witt, attorney for the school district, which summarizes the payment of $3000 per unit as an
impact fee at issuance of building permit; confirming also that no land will be conveyed as this was done
at the time of the overall annexation agreement; and noted that the area would be served by Grande Park Elementary and Murphy Junior High Schools.
Mr. Proulx indicated the applicant is working with the school district to pay the $3000 cash in lieu for each unit at the time of permit; indicated he could verify this with the school district.
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January 19, 2016
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Commissioner Renzi felt calculations should be provided from the school district as to the estimated number of 3 and 4 bedroom homes; expressed concern as to the fees to be paid to the Park District and
asked if land would be donated; asked if the developer had written confirmation of the requirements from
the Park District. Mr. Martin said the Grande Park annexation agreement donated all the land required to the Park District; the annexation agreement showed $1000 payment per unit but they will in fact be
paying $2457 per unit due to the reduction of the number of units; indicated they have the written contract
from 2007 and have had communication with Grant Casleton saying the developer will honor the contract. Mr. Casleton asked Mr. Martin to add this to the amendment to the annexation agreement also.
Mr. Martin was willing to do so. Mr. Proulx stated he will seek clarification from both the School District and Park District; mentioned
there is an interest to have some sort of private recreation facility in the neighborhood for the residents of this development given that the clubhouse is being eliminated.
Commissioner Renzi asked the number of Homeowner Associations and what would be covered by each HOA. Mr. Martin explained there are already a multi-family homeowners association and a single family
homeowners association; they will amend the single family association that was already responsible for
maintaining the drainage ponds, landscaping, trail, park and the clubhouse.
Commissioner Kiefer asked about the number of drainage ponds. Mr. Martin explained the ponds were
numbered in the overall development of Grande Park.
Commissioner Renzi asked who would maintain a pool if a pool was constructed. Mr. Martin indicated the association does not want to be in the pool business and the clubhouse will not be constructed due to the cost.
Mr. Martin stated they plan to build model homes along 135th Street.
Commissioner Green asked the size of the average house and price points. Mr. Presbitero stated in the gold lots (original Unit 1) the homes will be 2000 and 2200 square foot and priced between $250,000 and $280,000 and indicated there are options for upgrades. Hartz would like to see the homes around
$260,000. Mr. Presbitero described the two types of fireplaces; if they build masonry then it will be a masonry chimney; if the home is prefab then a flue will go right outside of the home.
Commissioner Seggebruch mentioned Oswego School District did not build the third High School; mentioned the middle school sat empty for a considerable time; mentioned it would have been nice to
have a letter from both the school and park districts regarding the impact fees; and stated the school
district will redistrict the children as needed.
Commissioner Seggebruch felt a few lots should be reserved for the townhomes; suggested if the age
restriction is removed these townhomes might sell. Mr. Hagen stated the townhomes were built for age targeted people with 1200 to 1600 sq. ft., ranch homes consisting of 2 bedrooms and no basements; they
have learned from people that they consider these homes to far from the conveniences.
Commissioner Seggebruch expressed concern for the resident that bought into the townhome.
Mr. Martin indicated they currently remove the snow and take care of any mowing. The green and blue lots will probably be more expensive that the gold lots.
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January 19, 2016
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Commissioner Heinen asked if the case could be continued to the next meeting in order to hear from the school and park districts as this is a major concern. The commissioners generally agreed with the
continuance of this case.
Commissioner Kiefer mentioned that the school district is a separate entity and they can change the
boundaries anytime they want; suggested these issues should be addressed to the school district directly.
Mr. Martin stated they met with the school and park districts; mentioned attendance boundaries change all
the time; stated Hartz is willing to cooperate with the Village; Hartz wants to change the subdivision and have submitted the proposal of what they think can be built.
Commissioner Renzi felt the park district should confirm their contractual agreement with this development.
Commissioner Heinen asked for confirmation of the agreement with the school district.
Mr. Martin agreed to a continuance.
Commissioner Heinen made a motion to continue Case No. 1710-122915.AAA.SU/PP/FP to February 2,
2016 in order to receive confirmation of the agreements from both the school and park districts.
Seconded by Commissioner Green. Vote by roll call: Kiefer, yes; Renzi, yes; Seggebruch, yes; Paris,
yes; Green, yes; Heinen, yes; Sobkoviak, yes. Motion carried 7-0 Mr. Proulx indicated he would extend the invitation to both school and park districts. The
Commissioners agreed that either an appearance or letter of agreement would be accepted. Commissioner Green indicated he would like to discuss the possibility of all premium siding products and
no vinyl siding.
Commissioner Kiefer mentioned that the forum for attendance boundaries should be with the school
district.
DISCUSSION
Commissioner Renzi suggested draft minutes of the Plan Commission meetings be given to the Village Board; suggested a cover sheet be created to get information regarding cases to the Village Board.
Meeting Adjourned at 8:55 p.m. Respectfully submitted by
Merrilee Trotz
Merrilee Trotz Recording Secretary